Town of Collins, NY Article III Procedures for Filing and Review of Plat Maps

§ 267-7 Application required.

A. Applications for subdivision, resubdivision and lot line revision approval under this chapter shall comply fully with the applicable provisions of Article 16 of the Town Law, the Public Health Law, and this chapter. Due care in the preparation of the maps and other information called for will expedite the process of obtaining approval of a subdivision, a resubdivision or a lot line revision.

B. When any subdivision, resubdivision or lot line revision of land is proposed, and before any contract for the sale of land or any offer to sell such subdivision, resubdivision or land with a lot line revision, or any part thereof, is made, or any grading, clearing, construction or other improvement is undertaken therein, the applicant or his duly authorized agent shall apply in writing for approval of such proposed subdivision, resubdivision or lot line revision in accordance with the procedures set forth in this chapter.

§ 267-8 Sketch plan (optional).

A. A sketch plan review is recommended prior to submission of a formal application for subdivision approval. The sketch plan review is intended to reduce the review time for Planning Board consideration of proposed subdivisions by allowing early review of the plan. Upon the request for sketch plan review, the Planning Board shall notify the applicant of the place, date, and time of the meeting at which the sketch plan is to be considered. The applicant or the applicant's representatives shall be present at the meeting to discuss the application. The sketch plan review shall be limited to a review of the basic concept of the proposal with respect to the minimum area, yard and bulk requirements of the district in which the property is located, and to identify problems with meeting the requirements of this chapter which might occur during formal Planning Board consideration. The sketch plan review and consultation shall be nonbinding. After the sketch plan review, nothing herein shall be construed to prevent an applicant from submitting a formal application for subdivision approval to the Planning Board. Although not required, applicants are encouraged to commence discussions with the owners of land abutting or in proximity to the project site to ascertain local concerns and local development issues early in the project design process.

B. All applicants wishing to be placed on the Planning Board agenda shall contact the Planning Board with the request. Requests are placed on the agenda in the order they are received. The sketch plan shall contain the information as set forth in § 267-20 of this chapter.

§ 267-9 Minor subdivision.

A. Minor subdivision criteria. The following subsection sets forth the criteria of a minor subdivision wherein the proposed subdivision is exempt from Planning Board approval.

(1) A minor subdivision is one:

(a) That contains not more than four lots fronting on an existing street.

(b) That does not require the construction of any new streets or roads.

(c) That does not adversely affect the development of the remaining lands of the subdivision.

(d) That does not adversely affect the development or quiet enjoyment of adjoining property.

(e) That is not in conflict with any provisions of the Town Comprehensive Plan, the Official Map of the Town, the Town Zoning Law[1] or this chapter.

[1] Editor's Note: See Ch. 305, Zoning.

(f) Where each proposed lot is of a size and configuration so as to provide, if applicable, the minimum separation distances and meet the design standards for on-site water supply and sewage disposal systems as established by the Erie County Department of Health.

(2) A proposed minor subdivision that does not meet each of these criteria shall be subject to the major subdivision review procedures. Nothing herein shall be interpreted to prohibit the use of the procedures for review of a major subdivision for any subdivision, where the Planning Board determines that processing of the application as a major subdivision is necessary to protect the public health, safety and welfare.

(3) In the case of a minor subdivision, no more than four lots shall be created either simultaneously or sequentially from a parent parcel within a three-year period. Should more than four lots be created within a three-year period, the Planning Board shall consider it to be a major subdivision and shall require application as such, requiring the applicant to provide all of the information required of a major subdivision for the previously subdivided lots as well as for any lots under consideration in the application.

§ 267-10 Preliminary plat for major subdivision.

A. Application and fee. Prior to the filing of an application for the approval of a final plat for a major subdivision, the applicant shall submit an application for approval of a preliminary subdivision plat. All applications for preliminary subdivision approval shall be in writing and on forms and in such quantity as may be prescribed by the Planning Board, together with a fee as set by the Town Board. The preliminary plat shall, in all respects, comply with the requirements set forth in this chapter and the provisions of §§ 276 and 277 of the Town Law, except where a waiver of such requirements may be specifically authorized by the Planning Board. Said application shall also conform to the requirements listed in § 267-21.

B. Purpose. The preliminary layout, the application, and all supporting documents for a proposed subdivision constitute the material to be officially submitted to the Planning Board. On the basis of the general design of the subdivision and any proposed or required public improvements, the Planning Board will indicate its approval or disapproval of the preliminary plat prior to the time that the final plat, including the design and detailing of the improvements and utilities, is completed. Approval of the preliminary layout does not constitute an approval of the final plat, nor shall it be considered a valid basis for filing of the preliminary plat with the County Clerk, or the construction of site improvements, or for other commitments which depend upon detailed design characteristics.

C. When officially submitted. An application submitted under this section shall be deemed received at the next regular meeting of the Planning Board at which the application is to be considered. An application shall be placed on the Planning Board agenda only upon payment of the application fee as set by the Town Board along with an environmental assessment form and the number of copies of the plat map as specified by the Planning Board.

D. Applicant to attend Planning Board meetings. The applicant or his duly authorized representative shall attend meetings of the Planning Board at which the application is considered to discuss the preliminary plat. Although not required, applicants are encouraged to commence discussions with the owners of land abutting or in proximity to the project site to ascertain local concerns and local development issues early in the project design process.

E. Information waiver. The Planning Board may grant a waiver from the information requirements of this section where it determines that such information is not relevant to, or is not otherwise required to conduct, the review of the application.

F. Study of preliminary plat. The Planning Board shall study the proposed preliminary plat, taking into consideration the goals and policies of the Town Comprehensive Plan for the district in which the parcel is located, the needs of the community, the requirements of the Town Zoning Law and this chapter, and the best use of the land being subdivided. Particular attention shall be given to the arrangement, location and width of streets, their relation to the topography of the land, water supply, sewage disposal, vehicular and pedestrian access, preservation of natural resources, relationship to improvements on adjacent and neighboring land, drainage, lot sizes and arrangement, and the future development of adjoining lands as yet unsubdivided, including those lands depicted on the Official Map.

G. Compliance with the State Environmental Quality Review Act.[1] A preliminary plat application shall not be considered complete until a negative declaration has been filed or until a notice of completion of the draft environmental impact statement has been filed in accordance with the provisions of the State Environmental Quality Review Act. The time periods for review of a preliminary plat application shall begin upon filing of such negative declaration or such notice of completion.

[1] Editor's Note: See Art. 8 of the Environmental Conservation Law.

H. Planning Board as lead agency under the State Environmental Quality Review Act: public hearing; notice; decision.

(1) Public hearing on preliminary plats. The time within which the Planning Board shall hold a public hearing on the preliminary plat shall be coordinated with any hearings the Planning Board may schedule pursuant to the State Environmental Quality Review Act as follows:

(a) If such Board determines that the preparation of an environmental impact statement on the preliminary plat is not required, the public hearing on such plat shall be held within 62 days after receipt of a complete preliminary plat by the Secretary of the Planning Board; or

(b) If the Planning Board determines that an environmental impact statement is required and a public hearing on the draft environmental impact statement is held, the public hearing on the preliminary plat and the draft environmental impact statement shall be held jointly within 62 days after the filing of the notice of completion of such draft environmental impact statement in accordance with the provisions of the State Environmental Quality Review Act. If no public hearing is held on the draft environmental impact statement, a public hearing on the preliminary plat shall be held within 62 days of filing the notice of completion.

(2) Public hearing notice. The hearing on the preliminary plat shall be advertised at least once in the official newspaper so designated by the Town Board at least five days before such hearing if no hearing is held on the draft environmental impact statement or 14 days before a hearing held jointly therewith. The Planning Board may provide that the hearing be further advertised in such manner as it deems most appropriate for full public consideration of such preliminary plat, including the prominent placement of one or more signs on the premises that is the subject of the application notifying interested persons that an application for a subdivision approval is under consideration by the Board. All notices shall include the name of the subdivision, the location of the land to be subdivided, and the date, place, time and subject of the public hearing. Such notice shall not be required for adjourned dates. The hearing on the preliminary plat shall be closed upon motion of the Planning Board within 120 days after it has been opened.

(3) Decision. The Planning Board shall approve, with or without modification, or disapprove such preliminary plat as follows:

(a) If the Planning Board determines that the preparation of an environmental impact statement on the preliminary plat is not required, the Planning Board shall make its decision within 62 days after the close of the public hearing.

(b) If the Planning Board determines that an environmental impact statement is required and a public hearing is held on the draft environmental impact statement, the final environmental impact statement shall be filed within 45 days following the close of such public hearing in accordance with the provisions of the State Environmental Quality Review Act. If no public hearing is held on the draft environmental impact statement, the final environmental impact statement shall be filed within 45 days following the close of the public hearing on the preliminary plat. Within 30 days of the filing of such final environmental impact statement, the Planning Board shall issue findings on the final environmental impact statement and make its decision on the preliminary plat.

(4) Grounds for decision. The grounds for a modification, if any, or the grounds for disapproval shall be stated upon the records of the Planning Board. When so approving a preliminary plat, the Planning Board shall state, in writing, any modifications it deems necessary for submission of the plat in final form.

I. Planning Board not as lead agency under the State Environmental Quality Review Act: public hearing; notice; decision.

(1) Public hearing on preliminary plats. The Planning Board shall, with the agreement of the lead agency, hold the public hearing on the preliminary plat jointly with the lead agency's hearing on the draft environmental impact statement. Failing such agreement, the Planning Board shall hold the public hearing on the preliminary plat within 62 days after receipt of a complete preliminary plat by the Secretary of the Planning Board.

(2) Public hearing notice. The hearing on the preliminary plat shall be advertised at least once in a newspaper of general circulation in the Town at least five days before such hearing if held independently of the hearing on the draft environmental impact statement or 14 days before a hearing held jointly therewith. The Planning Board may provide that the hearing be further advertised in such manner as it deems most appropriate for full public consideration of such preliminary plat, including the prominent placement of one or more signs on the premises that is the subject of the application notifying interested persons that an application for a subdivision approval is under consideration by the Board. All notices shall include the name of the subdivision, the location of the land to be subdivided, and the date, place, time and subject of the public hearing. Such notice shall not be required for adjourned dates. The hearing on the preliminary plat shall be closed upon motion of the Planning Board within 120 days after it has been opened.

(3) Decision. The Planning Board shall, by resolution, approve with or without modification or disapprove the preliminary plat within 62 days after the close of the public hearing on such preliminary plat.

(a) If the preparation of an environmental impact statement on the preliminary plat is not required, the Planning Board shall make its decision within 62 days after the close of the public hearing on the preliminary plat.

(b) If an environmental impact statement is required, the Planning Board shall make its own findings and its decision on the preliminary plat within 62 days after the close of the public hearing on such preliminary plat or within 30 days of the adoption of findings by the lead agency, whichever period is longer.

(4) Grounds for decision. The grounds for a modification, if any, or the grounds for disapproval shall be stated upon the records of the Planning Board. When so approving a preliminary plat, the Planning Board shall state, in writing, any modifications it deems necessary for submission of the plat in final form.

J. Agricultural data statement. If any portion of the project is located on property within an agricultural district containing a farm operation, or on property with boundaries within 500 feet of a farm operation located in an agricultural district, the application must include an agricultural data statement containing the name and address of the applicant; a description of the proposed project and its location; the name and address of any owner of land within the agricultural district, which land contains farm operations and is located within 500 feet of the boundary of the property upon which the project is proposed; and a Tax Map or other map showing the site of the proposed project relative to the location of farm operations identified in the agricultural data statement.

K. County referral. Prior to action on an application for subdivision approval under this section, a copy of said application shall be forwarded to the Erie County Department of Environment and Planning for review pursuant to General Municipal Law § 239-n if the boundary of the proposed subdivision is located within 500 feet of:

(1) The boundary of any city, village, or town.

(2) The boundary of any existing or proposed county or state park or other recreation area.

(3) The right-of-way of any existing or proposed county or state parkway, thruway, expressway, road or highway.

(4) The existing or proposed right-of-way of any stream or drainage channel owned by the county or for which the county has established channel lines.

(5) The existing or proposed boundary of any county- or state-owned land on which a public building or institution is situated.

(6) The boundary of a farm operation located in an agricultural district, as defined by Article 25-AA of the Agriculture and Markets Law, if required.

L. Referral to neighboring municipalities. Pursuant to General Municipal Law § 239-nn, for a subdivision review under this section involving property located within 500 feet of an adjacent municipality, notice of any public hearing shall be given by mail or electronic transmission to the clerk of the adjacent municipality not less than 10 days prior to the date of said hearing.

M. Filing of notice of action. Written notice of the action of the Planning Board, plus any conditions attached thereto, shall be provided to the applicant, and a copy of such notice shall be filed with the Town Clerk within five days of the approval of the preliminary plat. Approval of the preliminary plat shall not constitute approval of the final plat but shall be deemed an expression of approval of the design submitted on the preliminary plat as a guide to the preparation of the final plat which will be submitted for approval of the Planning Board and for recording upon fulfillment of the requirements of the Town Zoning Law and this chapter and the conditions of the approval of the preliminary plat, if any. Prior to approval of the final subdivision plat the Planning Board may require additional changes as a result of further study of the final subdivision plat or as a result of new information obtained at the public hearing.

N. Expiration of approval. Planning Board approval of a preliminary layout submission shall expire six months after the date the decision of the Board is filed with the Town Clerk. Prior to the expiration of preliminary approval, the applicant shall request in writing an extension of the preliminary approval and shall state the reasons for such extension. The Planning Board may extend by not more than two additional periods of 90 days each the time for expiration of the preliminary plat if, in the Board's opinion, such extension is warranted by the particular circumstances. In addition, such extension shall be granted only if the proposed subdivision fully conforms to the zoning regulations in effect at the time such extension is applied for.

O. Fees. All application fees are in addition to any required escrow fees and do not cover the cost of environmental review. The applicant shall be responsible for the total cost of environmental reviews that are determined to be necessary to meet the requirements of the State Environmental Quality Review Act (SEQRA). If the Board requires professional review of the application by designated private planning, engineering, legal or other consultants, or if it incurs other extraordinary expense to review documents or conduct special studies in connection with the proposed application, reasonable fees shall be paid for by the applicant and an escrow deposit will be required.

§ 267-11 Final plat for major subdivision.

A. Application for approval and fee. The applicant shall, within six months after the date of filing of the preliminary plat approval with the Town Clerk, file with the Planning Board an application for approval of all or part of the subdivision plat in final form. All applications for plan approval shall be in writing and on forms and in such quantity as may be prescribed by the Planning Board together with a fee as set by the Town Board. Said application shall also conform to the requirements listed in § 267-22.

B. Purpose. The proposed final plat, together with drawings and documents, shall constitute the complete development of the subdivision proposal, shall include the conditions of the Planning Board's preliminary subdivision approval, and shall include the detailed layout drawings for the public improvements and utilities. The final plat shall be in conformity with the approved preliminary plat. After approval by the Planning Board of this submission, the approved performance surety and the general liability insurance policy as approved by the Town Board shall become the basis for the construction of the subdivision and the inspection services by the Town Engineer or other delegated Town officer. The plat itself must be recorded with the County Clerk to have legal status, and an unrecorded plat shall not be a valid basis for site improvements or other commitments. The plat shall be an accurate survey record of the properties resulting from the subdivision and shall bear the seal and signature of the licensed land surveyor responsible for its preparation.

C. When officially submitted. An application submitted under this section shall be deemed received at the next regular meeting of the Planning Board at which the application is to be considered. An application shall be placed on the Planning Board agenda only after payment of the application fee as set by the Town Board and submission of the specified number of copies of the final plat map and any supporting documentation.

D. Applicant to attend Planning Board meeting. The applicant or his duly authorized representative shall attend the meeting(s) of the Planning Board at which the application is considered to discuss the final plat.

E. Final plats not in substantial agreement with approved preliminary plats or when no preliminary plat is required to be submitted. When a final plat is submitted that the Planning Board deems not to be in substantial agreement with a preliminary plat approved pursuant to this chapter, or when no preliminary plat is required to be submitted and a final plat clearly marked "final plat" is submitted conforming to the definition provided by this chapter, the following shall apply:

(1) Planning Board as lead agency: public hearing; notice; decision.

(a) Public hearing on final plat. The time within which the Planning Board shall hold a public hearing on such final plat shall be coordinated with any hearings the Planning Board may schedule pursuant to the State Environmental Quality Review Act,[1] as follows:

[1] If the Planning Board determines that the preparation of an environmental impact statement is not required, the public hearing on a final plat not in substantial agreement with a preliminary plat, or on a final plat when no preliminary plat is required to be submitted, shall be held within 62 days after the receipt of a complete final plat by the Secretary of the Planning Board.

[2] If the Planning Board determines that an environmental impact statement is required and a public hearing on the draft environmental impact statement is held, the public hearing on the final plat and the draft environmental impact statement shall be held jointly within 62 days after the filing of the notice of completion of such draft environmental impact statement in accordance with the provisions of the State Environmental Quality Review Act. If no public hearing is held on the draft environmental impact statement, the public hearing on the final plat shall be held within 62 days following filing of the notice of completion.

[1] Editor's Note: See Art. 8 of the Environmental Conservation Law.

(b) Public hearing notice. The hearing on the final plat shall be advertised at least once in the official newspaper so designated by the Town Board at least five days before such hearing if no hearing is held on the draft environmental impact statement or 14 days before a hearing held jointly therewith. The Planning Board may provide that the hearing be further advertised in such manner as it deems most appropriate for full public consideration of such final plat, including the prominent placement of one or more signs on the premises that is the subject of the application notifying interested persons that an application for a subdivision approval is under consideration by the Board. All notices shall include the name of the subdivision, the location of the land to be subdivided, and the date, place, time and subject of the public hearing. Such notice shall not be required for adjourned dates. The hearing on the final plat shall be closed upon motion of the Planning Board within 120 days after it has been opened.

(c) Decision. The Planning Board shall make its decision on the final plat as follows:

[1] If such Board determines that the preparation of an environmental impact statement on the final plat is not required, the Planning Board shall, by resolution, conditionally approve, with or without modification, disapprove, or grant final approval and authorize the signing of such plat within 62 days after the date of the public hearing.

[2] If the Planning Board determines that an environmental impact statement is required and a public hearing is held on the draft environmental impact statement, the final environmental impact statement shall be filed within 45 days following the close of such public hearing in accordance with the provisions of the State Environmental Quality Review Act. If no public hearing is held on the draft environmental impact statement, the final environmental impact statement shall be filed within 45 days following the close of the public hearing on the final plat. Within 30 days of the filing of the final environmental impact statement, the Planning Board shall issue findings on such final environmental impact statement and shall, by resolution, conditionally approve, with or without modification, disapprove, or grant final approval and authorize the signing of such plat.

(d) Grounds for decision. The grounds for a modification, if any, or the grounds for disapproval shall be stated upon the records of the Planning Board.

(2) Planning Board not as lead agency: public hearing; notice; decision.

(a) Public hearing on final plat. The Planning Board shall, with the agreement of the lead agency, hold the public hearing on the final plat jointly with the lead agency's hearing on the draft environmental impact statement. Failing such agreement, the Planning Board shall hold the public hearing on the final plat within 62 days after the receipt of a complete final plat by the Secretary of the Planning Board.

(b) Public hearing notice. The hearing on the final plat shall be advertised at least once in the official newspaper so designated by the Town Board at least five days before such hearing if held independently of the hearing on the draft environmental impact statement or 14 days before a hearing held jointly therewith. The Planning Board may provide that the hearing be further advertised in such manner as it deems most appropriate for full public consideration of such final plat, including the prominent placement of one or more signs on the premises that is the subject of the application notifying interested persons that an application for a subdivision approval is under consideration by the Board. All notices shall include the name of the subdivision, the location of the land to be subdivided, and the date, place, time and subject of the public hearing. Such notice shall not be required for adjourned dates. The hearing on the final plat shall be closed upon motion of the Planning Board within 120 days after it has been opened.

(c) Decision. The Planning Board shall, by resolution, conditionally approve, with or without modification, disapprove, or grant final approval and authorize the signing of such plat within 62 days after the close of the public hearing on such final plat. The grounds for a modification, if any, or the grounds for disapproval shall be stated upon the records of the Planning Board.

[1] If the preparation of an environmental impact statement on the final plat is not required, the Planning Board shall make its decision within 62 days after the close of the public hearing on the final plat.

[2] If an environmental impact statement is required, the Planning Board shall make its own findings and its decision on the final plat within 62 days after the close of the public hearing on such final plat or within 30 days of the adoption of findings by the lead agency, whichever period is longer. The grounds for a modification, if any, or the grounds for disapproval shall be stated upon the records of the Planning Board.

F. Filing of notice of action. Written notice of the action of the Planning Board, plus any conditions attached thereto, shall be provided to the applicant, and a copy of such notice shall be filed with the Town Clerk within five days of the date of approval.

G. Approval of plat in sections. In granting conditional or final approval of a plat in final form, the Planning Board may permit the plat to be subdivided and developed in two or more sections and may, in its resolution granting conditional or final approval, state such requirements as it deems necessary to ensure that the orderly development of the plat shall be completed before said sections may be signed by the Chairman.

H. Duration of conditional approval of final plat. Conditional approval of the final plat shall expire within 180 days after the resolution granting such approval unless all requirements stated in such resolution have been certified as completed. The Planning Board may extend by not more than two additional periods of 90 days each the time in which a conditionally approved plat must be submitted for signature if, in the Board's opinion, such extension is warranted by the particular circumstances.

I. Filing of final plat; expiration of approval. The applicant shall file the approved final plat, or a section of such plat, in the office of the County Clerk within 62 days from the date of final approval or such approval shall expire. In the event that the applicant shall file only a section of such approved plat with the County Clerk, the entire approved plat shall be filed within 30 days of the filing of such section with the Town Clerk. Such section shall encompass at least 10 of the total number of lots contained in the approved plat, and the approval of the remaining sections of the approved plat shall expire unless said sections are filed with the County Clerk within three years of the date of filing of the first section. The signature of the Chairman or Vice Chairman or other duly authorized officer of the Planning Board signifying final approval and completion of conditions of final approval by the Planning Board shall constitute final approval.

J. Performance surety and estimate of cost of improvements. The Planning Board may require as a condition of final plat approval that the owner/applicant establish or provide a cash escrow account, performance bond or irrevocable letter of credit from an appropriate financial or surety institution which guarantees satisfactory completion of the required public improvements associated with development of the plat. The surety shall name the Town as beneficiary, shall be in a form satisfactory to the Town Attorney or his/her designee and shall be in an amount as determined by the Town Engineer based on an estimate of the cost of the required public improvements. The surety to guarantee completion of the improvements shall be in accordance with the requirements of § 267-12B of this chapter.

K. Endorsement of the Chairman. Upon approval of the final plat, the applicant shall carry out the following steps prior to obtaining the Chairman's signature of approval:

(1) Provide proof of compliance with Department of Health standards and approval by that Department of the plan for water supply and sewage disposal.

(2) Provide proof of compliance with all other required local, state and federal agency permits and approvals, including, but not limited to, stream disturbance; wetland and wetland buffer disturbance; highway work; curb cuts; stormwater connections; SPDES permit discharges; dams and impoundments, etc.

(3) Make all required corrections or changes to the final plat map as outlined in the resolution of the Planning Board and provide two copies of the corrected final plat to the Secretary of the Planning Board for final review and approval by the Planning Board, the Town Engineer and other designated Town officials for compliance with the resolution of the Planning Board.

(4) Complete all applicable conditions of final approval as set forth in the resolution of the Planning Board.

(5) Provide Mylar and paper copies of the final plat in such quantity as specified by the Planning Board to the Secretary of the Planning Board for the endorsement of the Chairman. After the Chairman has signed the Mylar and the paper copies of the plat, the Secretary shall immediately notify the applicant of the availability of the final plat map. The applicant is solely responsible for filing of the final plat with the County Clerk.

(6) Obtain a performance surety in the amount of the estimate for the improvements and a general liability insurance policy and submit them to the Planning Board Attorney for approval as to form.

(7) Pay all outstanding escrow fees and application fees to the Planning Board Secretary or to the Town Clerk. Parkland fees, if applicable, are due and payable at the time an application for a building permit is made.

L. Filed plat map. Within 30 days of the date the final plat is filed with the County Clerk, the applicant shall submit one copy of the final plat showing the endorsement of the County Clerk to the Secretary of the Planning Board.

M. Plat void if revised after approval. No changes, erasures, modifications or revisions shall be made to any subdivision plat after endorsement of said plat by the Chairman of the Planning Board, unless said plat is first resubmitted to the Planning Board and the Board approves any modifications. Such modified plat shall be resubmitted to the Planning Board for restamping and signature. In the event that any such subdivision plat is recorded without complying with this requirement, the same shall be considered null and void, and the Planning Board shall institute proceedings to have the plat stricken from the records of the County Clerk.

N. Fees. All application fees are in addition to any required escrow fees and do not cover the cost of environmental review. The applicant shall be responsible for the total cost of environmental reviews that are determined to be necessary to meet the requirements of the State Environmental Quality Review Act (SEQRA). If the Board requires professional review of the application by designated private planning, engineering, legal or other consultants, or if it incurs other extraordinary expense to review documents or conduct special studies in connection with the proposed application, reasonable fees shall be paid for by the applicant and an escrow deposit will be required.

§ 267-12 Required public improvements.

A. Improvements.

(1) The applicant shall provide the following improvements when required by the Planning Board:

(a) Paved streets.

(b) Corner curves and paved aprons.

(c) Sidewalks.

(d) Water mains and fire hydrants.

(e) Sanitary sewage disposal facilities.

(f) Storm drainage system facilities.

(g) Street signs.

(h) Streetlighting.

(i) Street trees.

(j) Seeding or sodding of planting strips with lawn grass.

(2) In making a determination to require such improvements, the Planning Board shall take into consideration the prospective character of the development, whether dense residence, open residence, business or industrial.

B. Surety. As outlined below, the Town may require that a performance surety in the form of a bond, cash, or an irrevocable letter of credit, as determined by the Town, shall be delivered to the Town to guarantee that the applicant will faithfully cause to be constructed and completed, within a reasonable period of time, the required public improvements and will convey the required lands and improvements to the Town free and clear of encumbrances.

(1) The Planning Board may require as a condition of final plat approval, based upon an estimate prepared by the Town Engineer, that the applicant shall file with the Planning Board either a performance bond, cash escrow account, or an irrevocable letter of credit from a bank having a credit acceptable to the Town to cover the cost of the required public improvements. Any such surety shall comply with the requirements of § 277 of the Town Law and, further, shall be satisfactory to the Town Attorney or his/her designee as to form, sufficiency, duration, renewability, and manner of execution. The term of the surety shall be sufficient, as determined by the Town, to permit the completion of improvements by the applicant.

(2) The required public improvements shall not be considered to be completed until the Town Engineer has approved the improvements as installed and an as-built map has been submitted to the Town. The map shall indicate the location of monuments marking all underground utilities as actually installed. The performance surety shall not be released until the improvements have been accepted by the Town Board upon the recommendation of the Town Engineer.

(3) The applicant shall complete all public improvements required for the lots, or part thereof, to the satisfaction of the Town before any certificate of occupancy may be issued.

(4) If the Town Board decides at any time during the term of the performance surety that the extent of the building development that has taken place in the subdivision is not sufficient to warrant all the improvements covered by such performance surety, or that required improvements have been installed in sufficient amount to warrant reduction in the face amount of said surety, or that the character and extent of such development require additional improvements previously waived for a period stated at the time of fixing the original terms of such surety, the Town Board may modify its requirements for any or all such improvements, and the face value of such performance surety shall thereupon be reduced or increased by an appropriate amount so that the new face value will cover the cost in full of the amended list of improvements required by the Town Board and any security deposited with the surety may be reduced or increased proportionately.

C. General liability insurance procedures. The general contractor shall file with the Town Attorney a general liability insurance policy at the same time that the applicant files the performance surety. The Town Board, upon the recommendation of the Town Attorney, shall approve the policy as to form and amount. The policy shall insure the Town and the general contractor and shall cover all operations of the development, including maintenance of property and buildings and contracting operations of every nature, and all public improvements. The policy shall remain in force during the term of the construction of improvements and shall be extended in conformance with any extension of the performance surety.

D. Maintenance surety. The applicant shall file with the Town Board a maintenance surety in an amount based on a maximum of 10% of the improvement estimate or in such amount which shall be adequate to assure the satisfactory condition of the initial public improvements for a period of one year following their completion and acceptance by the Town Board. Such surety shall be a bond, cash, or an irrevocable letter of credit, as determined by the Town, and shall be satisfactory to the Town Attorney as to form and manner of execution.

E. Modification of design improvements. If at any time before or during the construction of the required improvements it is demonstrated to the satisfaction of the Town Engineer that unforeseen conditions make it necessary or preferable to modify the location or design of required improvements, the Town Engineer may authorize modifications, provided that these modifications maintain the spirit and intent of the Planning Board's approval and do not extend to the waiver or substantial alteration of the function of any improvements required by the Board. The Town Engineer shall issue any authorization under this section, in writing, and shall transmit a copy of such authorization to the Planning Board at its next regular meeting.

F. Supervision of improvements. The construction of all required improvements shall be supervised by the Town Engineer who, after completion of construction, shall certify to the Town Board that all required improvements have been constructed as required and approved by the Planning Board or as modified by the Planning Board.

G. Inspections. The Town may employ an inspector for the purpose of assuring the satisfactory completion of improvements required by the Planning Board and shall determine an amount sufficient to defray costs of inspection. The Town shall invoice the actual cost of the inspection to the applicant, who shall pay all amounts due within 30 days of the date of the invoice. If the Planning Board or its agent finds, upon inspection, that any of the required improvements have not been constructed in accordance with the approved drawings, the applicant and the surety company will be severally and jointly liable for the costs of completing said improvements according to specifications. All improvements will be inspected to ensure satisfactory completion. In no case shall any paving work, including prime and seal coats, be done without permission from the Town Engineer. At least 24 hours' notice shall be given to the Town Engineer prior to any such construction so that a representative of the Town may be present at the time work is to be done. If the Town Engineer or other duly designated official does not carry out inspection of required improvements during construction, the applicant or the surety company shall not in any way be relieved of their responsibilities. The Town Engineer shall be notified after each of the following phases of the work has been completed so that he or his representative may inspect the work:

(1) Road subgrade.

(2) Curb and gutter forms.

(3) Road paving, after each coat in the case of priming and sealing.

(4) Sidewalk forms.

(5) Water lines, sanitary sewer lines, stormwater drainage pipes and other drainage structures before backfilling.

(6) All underground utilities prior to backfilling.

H. Final inspection. A final inspection of all improvements will be made to determine whether the work is satisfactory and in substantial agreement with the approved final plat drawings and in compliance with the Town specifications as of the time the offer of dedication of the roads and other facilities is made to the Town Board. The general condition of the site as to cleanup and installation of sod or landscaping shall also be considered. Upon a satisfactory final inspection report, the Town Engineer shall recommend to the Town Board the release of the performance surety covering the improvements.

I. Proper installation of improvements. If the Town Engineer finds, upon inspection of the improvements performed before the expiration date of the performance surety, that any of the required improvements have not been constructed in accordance with plans and specifications filed by the applicant, he shall so report to the Town Board, Code Enforcement Officer and Planning Board. The Town Board then shall notify the applicant and, if necessary, the issuer of the bond or the irrevocable letter of credit and take all necessary steps to preserve the Town's rights under the surety. The Town Board may thereupon declare the applicant in default and collect the sum remaining payable under the surety agreement, and, upon receipt of the proceeds thereof, the Town shall install such improvements as are covered by the performance surety commensurate with the building development that has taken place in the subdivision, but not exceeding in cost the amount of such proceeds. With regard to a subdivision approved in parts or phases, no subsequent parts of such a plat shall be approved by the Planning Board as long as the applicant is in default on a previously approved part of the plat.

J. Monuments. Permanent monuments shall be set at block corners and at intervals of 500 feet, or such other distance or location as the Town Engineer may designate. Each location must be indicated by a suitable symbol on the subdivision plat. The type of monument must be approved by the Town Engineer.

K. Time for completion of improvements. All improvements, or any part thereof required to service the lots as shown on a partial plat filing, shall be completed to the satisfaction of the Town Engineer before a building permit is issued with respect to any lot or dwelling fronting on a street shown on the subdivision plat.

L. Acceptance of improvements. The acceptance of improvements will not be considered or processed until three sets of as-built data per Town Highway Department standards are presented showing the improvements and, in addition, the submission of legal documents necessary for the dedication to the public of these improvements.

§ 267-13 Public streets, parks and parkland areas.

A. Public acceptance of streets, parks and parkland areas.

(1) The approval of the Planning Board of a subdivision plat shall not be deemed to constitute or be evidence of any acceptance by the Town. As a condition of final plat approval, the applicant shall submit an irrevocable offer of cession for review by the Town Board and the Town Attorney. The irrevocable offer of cession shall be in a form suitable for recording and shall not be filed until approved by the Town Board upon the recommendation of the Town Attorney.

(2) Every street shown on a plat that is filed or recorded in the office of the County Clerk as provided in these regulations shall be deemed to be a private street until such time as it has been formally offered for cession to be public and formally accepted as a public street by resolution of the Town or, alternatively, until it has been condemned by the Town for use as a public street.

(3) After such plat is approved and filed, subject, however, to review by the court as hereinafter provided, the streets, highways and parks shown on such plat shall be and become a part of the Official Map or plan of the Town. The filing of the plat with the County Clerk shall constitute a continuing offer of dedication of the streets, highways or parkland areas, water supply and sewage disposal facilities, and said offer of dedication may be accepted by the Town Board at any time. In the event that the applicant or his agent shall elect not to file his plat prior to the expiration of plat approval as provided in § 267-11I, then such formal offers of cession shall be deemed to be invalid, void and of no effect on and after such expiration date.

(4) No public street utility or improvement shall be constructed by the Town in any street or highway unless it has been offered as a public street or highway, except that the Town Board may authorize the construction of a public street utility or improvement in or under a street which has not been dedicated but which has been used by the public as a street for five years or more prior.

B. Street access and improvement prior to issuance of building permits.

(1) No permit for the erection of any building shall be issued unless the lot on which the building is proposed has frontage on a street or highway that has been duly placed on the Official Map or plan or, if there shall be no Official Map or plan, unless such street or highway is:

(a) An existing state, county or Town highway.

(b) A street shown upon a plat approved by the Planning Board.

(c) A street on a plat duly filed and recorded in the office of the County Clerk prior to the appointment of the Planning Board and the grant to such Board of the power to approve plats.

(2) Before such permit shall be issued, such street or highway shall have been suitably improved to the satisfaction of the Town Board in accordance with standards and specifications approved by the appropriate municipal officers as adequate in respect to the public health, safety and general welfare for the special circumstances of the particular street or highway, or, alternatively and in the discretion of the Town Board, a performance surety sufficient to cover the full cost of such improvement as estimated by such Board or other appropriate municipal departments designated by such Board shall be furnished to the Town by the applicant. Such performance surety shall be issued by a surety company approved by the Town Board or by the applicant with security acceptable to the Town Board and shall also be approved by the Town Attorney as to form, sufficiency and manner of execution. The term, manner of notification and method of enforcement of such surety shall be determined by the Town Board. The surety to guarantee completion of the improvements shall be a bond, cash or an irrevocable letter of credit as determined by the Town.

C. Ownership and maintenance of parkland areas. When a park, playground, natural or historic feature or other parkland or open space area shall have been shown on a plat, the approval of said plat shall not constitute an acceptance by the Town of such area. The Planning Board shall require the plat to be endorsed with appropriate notes to this effect. The Planning Board may also require the filing of a written agreement between the applicant and the Town Board covering future deed and title, dedication and provision for the cost of grading, development, equipment and maintenance of any such parkland area.

§ 267-14 Fees.

Applicants are responsible for payment of all application, administrative and escrow fees as set by resolution of the Town Board.

§ 267-15 Lot line revisions.

A. Planning Board approval required. Planning Board approval shall be required for any changes in the location of a lot line shown on a filed final plat that was previously approved by the Planning Board.

B. Application and fee. All applications for approval shall be in writing and on forms and in such quantity as may be prescribed by the Planning Board, together with a fee as set by the Town Board.

C. Information waiver. The Planning Board may grant a waiver from the information requirements of this chapter where it determines that such information is not relevant to, or is not otherwise required to conduct, the review of the application.

D. Compliance with the State Environmental Quality Review Act.[1] An application for a lot line revision shall not be considered complete until a negative declaration has been issued.

[1] Editor's Note: See Art. 8 of the Environmental Conservation Law.

E. Applicant to attend Planning Board meetings. The applicant or his duly authorized representative shall attend meetings of the Planning Board at which the application is considered.

F. Lot line revision criteria. A lot line revision shall not be approved unless the Planning Board has determined that:

(1) The lot line revision does not adversely affect the development of the remaining lands within the subdivision.

(2) The lot line revision does not adversely affect the development and/or quiet enjoyment of adjoining property.

(3) The lot line revision is consistent with the subdivision approval(s) originally issued by the Planning Board by which the subject parcel(s) was (were) established or amended.

(4) The conditions of the subdivision approval(s) originally issued by the Planning Board have been completed or have been waived by the Planning Board.

(5) The lot line revision is consistent with the Town Comprehensive Plan, Official Map of the Town, the Town Zoning Law and this chapter.

G. Filing of notice of action. Written notice of the action of the Planning Board, plus any conditions attached thereto, shall be provided to the applicant, and copy of such notice shall be filed with the Town Clerk within five days of the date of approval.

H. Duration of conditional approval of a lot line revision. Conditional approval of the lot line revision plat shall expire within 180 days after the date of adoption of the resolution granting such approval unless all applicable requirements stated in such resolution have been completed. The Planning Board may extend by not more than two additional periods of 90 days each the time in which a conditionally approved plat must be submitted for signature if, in the Board's opinion, such extension is warranted by the particular circumstances.

I. Filing of lot line revision plat; expiration of approval. The applicant shall file the approved lot line revision plat in the office of the County Clerk within 62 days from the date of final approval or such approval shall expire. The signature of the Chairman or Vice Chairman or other duly authorized officer of the Planning Board signifying final approval and completion of conditions of final approval by the Planning Board shall constitute approval.

J. Endorsement of the Chairman. Upon approval of the lot line revision, the applicant shall carry out the following steps prior to obtaining the Chairman's signature of approval:

(1) Make all required corrections or changes to the lot line revision plat as outlined in the resolution of the Planning Board and provide one copy of the corrected final plat to the Secretary of the Planning Board for final review by staff for compliance with the resolution of the Planning Board. The applicant shall also complete all applicable conditions of the Planning Board resolution approving the final plat.

(2) Provide Mylar and paper copies of the lot line revision in such quantity as specified by the Planning Board to the Secretary of the Planning Board for the endorsement of the Chairman. After the Chairman has signed the Mylar and the paper copies of the plat, the Secretary shall immediately notify the applicant of the availability of the lot line revision plat. The applicant is solely responsible for filing of the lot line revision plat with the County Clerk.

K. Filed plat. Within 30 days of the date the lot line revision plat is filed with the County Clerk, the applicant shall submit one copy of the plat showing the endorsement of the County Clerk to the Secretary of the Planning Board.

L. Plat void if revised after approval. No changes, erasures, modifications or revisions shall be made to any lot line revision plat after the endorsement of the Chairman of the Planning Board unless said plat is first resubmitted to the Planning Board and the Board approves any modifications.